# planning-board — 43 documents, concatenated for reading and search # # This is a CONVENIENCE BUNDLE, not a source. Every document below is # published separately and byte-identically; cite the individual file, # whose path is given in each header, rather than this bundle. # Index of all boards: https://lunenburgbudgetproject.org/minutes/INDEX.txt # The town's own scanned original is linked per document. ======================================================================================== DOCUMENT : 2014-04-28-minutes-3750.txt BOARD : planning-board DATE : 2014-04-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-04-28-minutes-3750.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04282014-3750 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes April 28, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta -Simeone, Nathan J. Lockwood , Damon McQuaid, Emerick R. Bakaysa, Matthew Allison , Chantell Fleck- MRPC Absent: Marion M. Benson PUBLIC COMMENT: Greg Bittner, 129 Pleasant Street - read letter into record regarding sola r array on Pleasant Street. Letter on file in the Planning Office. Speed/Traffic – 305 Leominster Shirley Road - Police Chief James Marino and Jamie Rheault, Whitman & Bingham Associates on hand for discussion. Ch. Marino noted there are only two speed -posted roads in Town; Summer Street and Electric Avenue. The posted speed on a road may not necessarily be the desired speed due to the formula used. Ch. Marino did a spot check on Leominster Shirley Road during the morning, lunch, and dinner commute. To p speed was 36 mph. Due to density of businesses, Ch. Marino opined that it is a 30 mph zone. Ch. Marino would like to discuss speed signage with the DPW Director. As it is a public way, it would be the Town’s responsibility and not the property owner a t 305 Leominster Shirley Road. M. Allison questioned if a speed is posted could it be greater than the Board would like? Ch. Marino responded - possibly. It was noted that MRPC provides annual traffic counts to communities based on requests. Paula Bertram (Board of Selectmen), noted as the Montachusett Metropolitan Planning Organization (MPO) representative, she could look into that for the Town. J. Bilotta-Simeone also requested the same of C. Fleck. N. Lockwood noted the engineer review for the proje ct analyzed the sight distance for 25 mph and the applicant did not meet that sight distance. Board encouraged Ch. Marino to place advisory yellow (not state enforceable) signage and move forward with requesting state enforceable white signage . M. Alliso n requested clarification from J. Rheault as to the sight distances – are they safe. J. Rheault noted it depends on the speed. Current sight distances are based only on passenger vehicles. He opined that the sight distance should be 400 -500 feet instead of the current 235 feet. He also opined that a sight distance could make a commercial enterprise not viable. He confirmed speed of 30 mph with Ch. Marino and based his calculations on that speed using the American Association of State Highway and Transp ortation Officials (AASHTO) regulations. He will submit a report to the Planning Office. Carl Luck, 50 Sunset Lane - inquired as to Town liability due to sight distance. J. Rheault noted that stopping sight distance, e.g., leaving the site, going into th e intersection and stalling, what distance is required for the oncoming traffic to halt prior to hitting that vehicle – project exceeds those distances. The site does not meet the intersection stop distance, e.g., left hand turn out, right hand turn out, not deficient from the west, exceeds those distances; deficient from the east (coming from the direction of Keating). 265 Pleasant Street Solar - J. Bilotta -Simeone gave brief background of the site changing developer and ownership. Board approval from 2 012 notes all utility wiring is to be underground. The current property owners determined that to be referencing the solar utilities only and not Unitil. The solar has to be “on the grid” by June 30, 2014 or start from scratch. This has both legal and financial ramifications for the Town. The owner is requesting, as a temporary measure, to place the utility poles in order to meet the June 30 th deadline and then if necessary, come to the Board with a request for modification. The owner will work with abutters as to pole location. Unitil has noted it takes five to six months to order and install the underground wiring. David Milner, NuGen Capital Management (entity that owns 265 Solar) agreed that the pole was erected in wrong location. NuGen had the understanding that all they owned had to be underground and that Unitil would do what they were required to do. NuGen would like to place the poles in the trees and then work with the abutters and Unitil to study what it possible in Unitil’s grid an d network for options. John Bonazoli, Distribution Engineering Manager, Unitil Corp., referred to Unitil letter dated April 17, 2014. He noted that Unitil has no financial gain or ownership with this project. There is a state-wide process for all public utilities with generators ===PAGE 2=== Minutes 04.28.14 Page 2 interconnecting onto their system in order to ensure the continued reliability of their system. Unitil concluded its analysi s of this site when the previous applicant (EPG) was coming before the Planning Boa rd. Unitil informed EPG what would be required. Unitil was not aware of the Board’s requirement for underground wiring. He opined that EPG probably did not inform the Board of Unitil’s requirements. At this time, to make the project feasible, Unitil ha s to move forward with its requirem ents; otherwise Unitil will have to look at the design from scratch. To order, receive, and install the underground equipment will take four to six months. Unitil would not be able to meet NuGen’s June deadline with the state. E. Bakaysa inquired if equipment exists that will meet the Board’s requirement. Unitil noted that the equipment they order is very specific; some used pad -mounted equipment is in stock, but not all. Some of the equipment will have to be overhead . It is owned and operated by Unitil. Unitil noted the four pieces of equipment required at this site. Equipment to monitor the line (not available pad -mount), a breaker if the facility has to be tripped off (Unitil does not use pad -mount), metering and end switch (pad -mount available but will take months to order). Unitil anticipates two poles will be required. If that is not possible, NuGen will have to come before the Board with a requ est for modification. E. Bakaysa requested a visual of what need s to be done at this point with poles for NuGen to meet the June deadline (schematic available at meeting) . He would also like to see a visual of an end -state with pad -mounted equipment. From the June to December timeframe, Unitil will research options f or NuGen to present to the Board by its December 29, 2014 meeting; earlier if possible. Once the Board approves an option, Unitil will then proceed to order the necessary equipment. The Board will issue a letter to Nugen stating that “under Ch. 40A, Section 3, solar is an exempted use as well as utilities and that the Planning Board is not trying to unreasonably prohibit the solar installation and that within six months NuGen will return to the Board to readdress the situation by looking at potential modi fication”. Motion, N. Lockwood to give temporary permission to use the four pole design as discussed, with review of new engineering design and plan in six months, by December 29, 2014, Second, E. Bakaysa, all aye. ANR Endorsements: 115 Fairview Road- Applicant will be meeting with the Board of Health next week for an enforceable agreement to tie into Town sewerage prior to any occupancy permit being issued for the new house. J Bilotta -Simeone noted DPW Director’s correspondence in support of the reconfi guration. Noted Sewer Commission’s memo stating that proposed lot as laid out does not have current access to public sewer as the buildable area per zoning requirements would not be within the Sewer Service Area (SSA). (Complete memo on file in Planning Office.) Applicant noted he does have access to sewer. The SSA line bisects his property. The dwelling is just outside the SSA. If a percolation (perc) test fails he will go to the Sewer Commission and then town meeting. Carl Luck, Chair, Sewer Commission, opined that in order for the Board to approve a lot subdivision the applicant would have to prove that the lot does perc prior to Board endorsement. C. Fleck disagreed and noted that the ANR Handbook stated “a Planning Board cannot deny an ANR endo rsement in those instances where other permitting approvals may be necessary before practical access exists from the way to the bu ilding site. The necessity of obtaining wetlands approval under G.L. 131, Section 40, a Title 5 permit, or insuring the avail ability of water pursuant to G.L. 40, Section 54 are not relevant considerations when reviewing an ANR Pl an.” With ANR endorsement you are looking for frontage and vital access. Other permitting procedures do not impact a Planning Board endorsing an ANR. Whether a lot is buildable falls under other permitting authorities in Town. Board of Health comments noted compliance with Title 5 required for division. Applicant noted that Board of Health Chair informed him a letter would be provided to the Plannin g Office this date (no letter was received in the Planning Office.) Motion, N. Lockwood, to endorse ANR Plan, Second, E. Bakaysa . Opened for discussion. P. Bertram, 312 Townsend Harbor Road- noted there is an extension of roadway proposed because of fr ontage. Does this extend beyond the roadway of the plan that is being subdivided ? Ten feet into the existing property. C. Luck inquired why wouldn’t the Board wait two weeks for the septic ruling. C. Fleck noted that the Board has a 21 -day deadline from plan submittal to take action. Vote to endorse, all aye. 317 Sunny Hill Road- Motion, D. McQuaid, to endorse ANR Plan, Second, E. Bakaysa, all aye. MINUTES APPROVAL: All minutes signed. Motion, E. Bakaysa , to approve 4-14-14, Second, D. McQuaid. Motion, E. Bakaysa, to approve 4-14-14 Public Hearing, Second, D. McQuaid. COMMITTEE REPORTS: MJTC, M. Allison- No report. MRPC, J. Bilotta-Simeone- Meeting to be held April 29, 2014. School Building Committee, N. Lockwood- No update. Building Reuse Committee, D. McQuaid- No update. Agricultural Commission, M. Allison - Bylaw placed on Town Warrant. Working on draft regulations for Town Farmers’ Market. M. Allison requested the Board take a vote to support the bylaw and recommend approval at Town Meeting. Board will review the Article and take a vote at their May 3, 2014 pre- Town Meeting Board meeting. As the Right to Farm Bylaw is a ===PAGE 3=== Minutes 04.28.14 Page 3 General Bylaw the Board is c oncerned that it may conflict with portions of the Zoning Bylaw. M. Allison noted that the presentation to the Board of Selectmen stated this would not conflict with any existing regulations. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: MS/HS Project- The developer is hoping to make an informal presentation to the Board at the May 12, 2014 Board meeting. Highfield Village- In house tech meeting with Town departments was held April 23, 2014. Hearing continuation to be held May 12, 2014. Force Corporation, 305 Leominster Shirley Road- No report. Definitive Subdivision, 50 Elmwood Road- No report. Whites Woods- No report. Emerald Place at Lake Whalom- No construction currently taking place. Binder coat on Great Pond Road failed during the winter months. Will be replaced in the coming months. It was noted that the Water Department is running into problems accessing the meters inside the buildings. Discussion ensued as to an informal meeting with the Project Manager to discuss a solution. Board consensus was that this is under the jurisdiction of the Water Department; not the Planning Board. 651 Chase Road Solar- It was noted that underground wiring of utilities is not a requirement for this site . 265 Pleasant Street Solar- See 265 Pleasant Street Solar above. White Tail Crossing - Article on Warrant. DPW Director had noted there were still items that needed resolution, but the developer was currently working on resolution. Release Deed forwarded to Town Manager. P. Bertram noted that the Board will have to make a recommendation at Town Meeting whether or not to accept the road. Annual Town Meeting- May 3, 2014- Noted. ACTION FILE: RMD Bylaw - Motion, N. Lockwood, to recommend adoption of the medical marijuana bylaw at Town Meeting, Second, M. Allison, all aye. It was noted that as a result of the presentation to the Board of Selectmen, there will be a minor administrative change made on Town meeting floor to Section 4.16.10., Documentation. 250 Whalom Road, Lunenburg Village- General discussion of current status with Zoning Board of Appeals. Master Plan- The Town’s Housing Production Plan expired in 2011. MRPC will work on a Housing Element for the Master Plan and a new Housing Production Plan. Data Information- Noted letter to DPW Director from resident regarding 71 Main Street. MEETING SCHEDULE: May 3, 2014, 8:15 AM, High School Cafeteria May 12, 2014, 6:30 PM, Town Hall, Highfield Village Hearing followed by Board meeting May 27, 2014 6:30 PM, Ritter Memorial Building BOARD COMMENT: M. Allison would like the Board’s review of plans to include the stipulation that any plan the Board reviews meet the minimum safe distance required by AASHTO. D. McQuaid responded that comes before the reviewing engineering on a case by case basis. It was noted that these are issues that would be raised by individual departments during the in-house tech meetings. D. McQuaid noted that the Village District Bylaw needs to be a priority for Board discussion in order for the Building Re use Committee to move forward with recommendations to the Town for building use. P. Bertram noted Town is currently at 25% design for the Summer Street Corridor. Funds not currently available for design completion. Motion to adjourn, E. Bakaysa, Second, D. McQuaid, adjourned 10:15 PM. Documents used at meeting: Letter dated 4-28-14, Resident Gregory Bittner Minutes 4-14-14 Minutes 4-14-14 Public Hearing 115 Fairview Road ANR 317 Sunny Hill Road ANR Unitil Letter to Town Manager dated April 17, 2014 Emerald Place at Lake Whalom Update Registered Marijuana Dispensary Bylaw Town Meeting Handout White Tail Crossing Release Deed Minutes/2014/04.28.14 ======================================================================================== DOCUMENT : 2014-05-03-agenda-3751.txt BOARD : planning-board DATE : 2014-05-03 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-03-agenda-3751.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05032014-3751 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Saturday, May 3, 2014 – 8:15 AM Lunenburg High School Cafeteria, Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. REVIEW WARRANT ARTICLES 3. ADJOURNMENT Agenda/2014/05.03.14 ======================================================================================== DOCUMENT : 2014-05-03-minutes-3751.txt BOARD : planning-board DATE : 2014-05-03 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-03-minutes-3751.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05032014-3751 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes May 3, 2014 Meeting Posted: Yes Place: Lunenburg High School, Lunenburg, MA Time: 8:15 AM Review of Warrant Articles for Town Meeting May 3, 2014. Minutes/2014/05.03.14 ======================================================================================== DOCUMENT : 2014-05-12-agenda-3752.txt BOARD : planning-board DATE : 2014-05-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-12-agenda-3752.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05122014-3752 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, May 12, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. 6:35 PM- PUBLIC HEARING (continuation) Highfield Village, Northfield Road 4. 6:40 PM- MS/HS Project, Warner Larson Landscape Architects 5. MINUTES APPROVAL 4-22-14, 4-28-14, 5-3-14 6. COMMITTEE REPORTS MJTC, Matthew Allison MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid Agricultural Comm, Matthew Allison 7. NEW BUSINESS/ DEVELOPMENT STATUS REPORTS MS/HS Project- verbal update Highfield Village- verbal update Force Corp., 305 Leominster Shirley Rd- engineer report MRPC Traffic Count/ possible traffic study Whites Woods, Mass Ave- no report Emerald Place at Lake Whalom- no report 651 Chase Road Solar- verbal update 265 Pleasant Street Solar- verbal update White Tail Crossing- verbal update 8. ACTION FILE Definitive Subdivision, 50 Elmwood Road- Board Endorsement of Approval 40 Leominster Shirley Road- EBI Consulting- Invitation to Comment Village District Draft Bylaw- Board Discussion 250 Whalom Road, Lunenburg Village- ZBA Hearing Master Plan- Board Discussion 9. MEETING SCHEDULE: May 27, 6:30 PM – Ritter Memorial Building June 9, 6:30 PM- Town Hall June 23, 6:30 PM- Ritter Memorial Building 10. PUBLIC COMMENT 11. BOARD COMMENT Town Meeting- Wrap-up 12. MEMBER ISSUES 13. ADJOURNMENT Agenda/2014/05.12.14 ======================================================================================== DOCUMENT : 2014-05-12-agenda-3753.txt BOARD : planning-board DATE : 2014-05-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-12-agenda-3753.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05122014-3753 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2014-05-12-agenda-3754.txt BOARD : planning-board DATE : 2014-05-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-12-agenda-3754.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05122014-3754 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE The Highfield Village Hearing Continuation scheduled for 6:35 PM this evening (May 12), will be recessed to a date to be determined. ======================================================================================== DOCUMENT : 2014-05-12-minutes-3752.txt BOARD : planning-board DATE : 2014-05-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-12-minutes-3752.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05122014-3752 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ======================================================================================== DOCUMENT : 2014-05-12-minutes-3753.txt BOARD : planning-board DATE : 2014-05-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-12-minutes-3753.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05122014-3753 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2014-05-27-agenda-3755.txt BOARD : planning-board DATE : 2014-05-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-27-agenda-3755.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05272014-3755 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Kenneth Chenis, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Tuesday, May 27, 2014 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. Master Plan- MRPC, John Hume- Housing Element & possible Transportation Element Economic Development Element Housing Production Plan (HPP) Continued Discussion 4. BOARD REORGANIZATION 5. MINUTES APPROVAL: 05-12-14 05-12-14 Highfield Village Hearing 6. COMMITTEE REPORTS: MJTC MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid Agricultural Comm 7. NEW BUSINESS/DEVELOPMENT STATUS REPORTS- MS/HS Project- verbal update Highfield Village- verbal update Force Corp., 305 Leominster Shirley Rd- no report Definitive Subdivision, 50 Elmwood Rd- verbal update Whites Woods, Mass Ave- no report Emerald Place at Lake Whalom- no report 651 Chase Road Solar- update of site work 265 Pleasant Street Solar- update/administrative change White Tail Crossing- no report 8. ACTION FILE 250 Whalom Road, Lunenburg Village- no report MRPC Traffic Count- possible sites 40 Leominster Shirley Road- verbal update Village District Draft Bylaw- Continued Discussion 9. MEETING SCHEDULE: June 9, 6:30 PM- Town Hall June 23, 6:30 PM- Ritter Memorial Building 10. PUBLIC COMMENT 11. BOARD COMMENT 12. MEMBER ISSUES 13. ADJOURNMENT Agenda/2014/05.27.14 ======================================================================================== DOCUMENT : 2014-05-27-minutes-3755.txt BOARD : planning-board DATE : 2014-05-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-05-27-minutes-3755.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05272014-3755 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Kenneth Chenis, Mbr. Marion M. Benson, Planning Director Minutes May 27, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Emerick R. Bakaysa Also Present: Chantell Fleck, MRPC Absent: Kenneth Chenis, Marion M. Benson MASTER PLAN: MRPC Presentation- John Hume- Housing Element and Housing Product ion Plan - Contract has been provided to the Town Manager for the Housing Production Plan (HPP). Contract needs to be signed by the Select Board Chair. MRPC plans to work on the first tasks in the Contract in June. It was suggested that the Board of Sele ctmen should be briefed on the HPP and the importance of updating the Master Plan. C. Fleck will prepare a letter to the Board of Selectmen noting same and also note long -term goal of the Transportation Element. C. Fleck suggested developing a list of wh at’s left to do and the cost to provide the Board with the “big picture”. It will take 5 -6 months for a HPP; estimated completion date October -November timeframe. It can be converted into a Master Plan Housing Element probably in December for approximate ly $1,000.00. Neither the HPP nor Master Plan Elements require town meeting vote. Transportation Element- Takes approximately $8 ,000 - $10,000. Planning Board may be eligible for additional funding under UPWP (Unified Planning Work Program). J. Hume suggested the Board start the Transportation Element in May 2015 utilizing encumbered funds. UPWP funds would be available late summer/early fall. J. Hume noted the Board should start working with the MRPC Transportation Director in January 2015 timeframe . The Board should submit its request to the Board of Selectmen by December and then the Board of Selectmen will submit an application letter to MRPC’s Transportation Department. Economic Development Element - N. Lockwood opined a public forum should be sc heduled. Board members should bring their ideas /comments to the forum. The forum would be to identify any proposed modifications. J. Hume noted the Citizen Survey should also be a part of the forum. J. Hume noted the final draft of the Element was presented to the Board in December 2013; the contract for the Economic Development Element concluded and if the Board desires major reconfiguration of the document the funding is not available. Board to review Element in a work session prior to public forum. J. Hume suggested fall timeframe – difficult to get attendance during summer months. There was discussion as to whether the Board would adopt each Element as it is completed, or wait until all Elements are complete and then adopt all at once. No decision made. E. Bakaysa questioned what needs to be done to bring business to Lunenburg. It’s important to talk to business owners and find out what attracts them to Lunenburg. What would entice a business to move to Lunenburg? D. McQuaid noted that the R e-Use Committee has been having discussions with realtors and business owners and that the b iggest hurdle for Town Center is the current Residence A zoning. E. Bakaysa opined that even if re -zoned, most of the Town Center is residences with not much space left for commercial/retail. Is it primarily in reuse of current buildings? J. Bilotta-Simeone opined the Board needs to be “proactive, not reactive” in working with developers. As developers come in there should be a development c ommittee to sit down with the developer to discuss what the developer wants to do before financially investing in a large quantity of plans that would probably need revising. A Master Plan workshop will be scheduled for June 16, 2014. ===PAGE 2=== Minutes 05.27.14 Page 2 BOARD REORGANIZATION: Chair- Motion to nominate J. Bilotta-Simeone, N. Lockwood, Second, E. Bakaysa, all aye. Vice Chair- Motion to nominate N. Lockwood, J. Bilotta-Simeone, Second, D. McQuaid, all aye. Clerk- Motion to nominate D. McQuaid, E. Bakaysa, Second, N. Lockwood, all aye. MRPC Representative- remains J. Bilotta-Simeone by consensus MJTC Representative- Kenneth Chenis by consensus pending K. Chenis acceptance. School Building Committee Representative – remains N. Lockwood by consensus Building Re-Use Committee Representative- remains D. McQuaid by consensus Office to confirm as to whether or not a representative is required for the Capital Planning Committee. MINUTES APPROVAL: All minutes signed. Motion, J. Bilotta-Simeone, to approve 5-12-14, Second, D. McQuaid. Motion, J. Bilotta-Simeone, to approve 5-12-14 Highfield Village Hearing, Second, D. McQuaid. COMMITTEE REPORTS: MJTC- No current representative. MRPC, J. Bilotta-Simeone- J. Bilotta-Simeone attended Executive Session earlier this evening. Unab le to stay for regular meeting due to Planning Board meeting. School Building Committee, N. Lockwood- A minor change to the building footprint was made between the Town Meeting vote and what was submitted to the MSBA; therefore the architectural firm is operating “at risk”. This has slowed the process. C. Fleck noted requested changes to the drive by the Fire Chief and DPW D irector at the in-house tech meeting held May 20 th and asked if that would create an issue. N. Lockwood responded – no. J. Bilotta-Simeone inquired if the architectural firm would have to comply with the requested changes as this will be a municipal building. C. Fleck responded that if the firm chooses not to comply, at least the Board will have done its due diligence. One of the questions from the Board is what is the minimum acreage for the school. Board would like to know what the boundaries are in relation to Passios. Building Reuse Committee, D. McQuaid- The Committee will meet with the Planning Board at its June 23 rd meeting. Agricultural Commission - Board discussion as to whether or not continue with a Board liaison. Board wanted to continue being a resource for the AgCom through the Land Use Director. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: MS/HS Project - See comments above under School Building Committee Both the Board’s Reviewing Engineer and the Architectural firm will be before the Board at its June 9th meeting to go over the plan. Highfield Village- In House meeting held May 21 st with C. Fleck, Project Engineer, and Reviewing Engineer. Due to incomplete material for a full review, Hearing Continuation will be opened on June 9 th and then recessed to June 23rd. Force Corporation, 305 Leominster Shirley Road - J. Bilotta-Simeone noted that the Police Ch ief and DPW Director have spoken informally with the owner. Owner is agreeable to moving fence back and lowering the grade . Board needs to follow up and see if any action was taken by the owner. Definitive Subdivision, 50 Elmwood Road- Approval filed with Town Clerk. Currently in Appeal Period. Whites Woods- No report. Emerald Place at Lake Whalom- No report. 651 Chase Road Solar - Administrative changes requested. 1) Chase Road front entrance gate location too close to road. Emergency vehicles w ould not be able to turn in safely. Request to move gate into driveway. 2) Fence was going through wetlands and would require removal of trees. Would like to move more into the site. 3) Change gate location on fence encirc ling retention pond to allow for easy turning onto road by larger vehicles. Board had no issues with requested changes. 265 Pleasant Street Solar- Administrative changes requested. Change in location of plantings for screening. Abutter did not want berms placed along property line nor plantings right up against stone wall (feeling of being “boxed in”). Board had no issues with requested changes. White Tail Crossing- No report. ACTION FILE: 250 Whalom Road, Lunenburg Village- No report. MRPC Traffic Count - J. Bilotta-Simeone would like to request intersection of Goodrich Street and Lancaster Avenue. It was noted that traffic counts will be useful to be utilized as the Board moves forward with its Economic Development Element. 40 Leominster Shirley Road- Waiting response from Historical Commission. ===PAGE 3=== Minutes 05.27.14 Page 3 Village District Draft Bylaw - C. Fleck noted she reviewed the Citizen Survey results. Draft Bylaw will be provided to Re-Use Committee Chair prior to the joint meeting of June 23 rd. C. Fleck noted that the majority of the Citizen Survey was narrative. She felt the two questions that dealt most ly with the Town Center were #6, “What buildings and/or sites in Lunenburg do you believe are worthy of historic preservation efforts?” Most responses indicated the Town Center needed preservation. Specific buildings noted were Town Hall and the Ritter. Question #7, “Would you support designing and enlarging the Town Center to include a mixture of services and residential development?” There were a variety of respon ses. 117 yes, 66 no. Some of the responses were to- lift sign ban, allow small shops, art galleries, zoning bylaws too restrictive for business, keep small town feel, coffee shops, country stores, more parking, center for crafts, affordable elderly hous ing, better foot traffic flow, health services, public transportation. The recurring theme was for small shops and more walkability. C. Fleck will summarize for June 23 rd meeting. D. McQuaid (as Re-Use Committee representative) working on envisioning session. NOTICES: Conservation Commission and abutting communities- Noted MEETING SCHEDULE: June 9, 6:30 PM, Town Hall June 16, 6:30 PM, Master Plan Workshop June 23, 6:30 PM, Town Hall MEMBER ISSUES: E. Bakaysa provided a letter of resignation from the Planning Board ; resignation being e ffective at the meeting’s conclusion. Motion, J. Bilotta-Simeone to adjourn, Second, D. McQuaid, Adjourned 9:00 PM. Documents used at meeting: Economic Development Element Minutes 5/12/14 Minutes 5/12/14 Highfield Village Hearing Chase Road Solar- Request for Administrative Changes Pleasant Street Solar- Request for Administrative Changes Village District Draft Bylaw Notices MRPC Traffic Count Correspondence Minutes/2014/05.27.14 ======================================================================================== DOCUMENT : 2014-06-09-agenda-3756.txt BOARD : planning-board DATE : 2014-06-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-09-agenda-3756.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06092014-3756 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director NOTICE OF MEETING Monday, June 9, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. BOARD COMMENT Board Vacancy 3. PUBLIC COMMENT 4. 6:35 PM- PUBLIC HEARING (continuation) Highfield Village, Northfield Road 5. APPOINTMENTS: 6:40 PM- MS/HS Project, Site Plan Review Warner Larson, Landscape Architects 7:15 PM- Elmwood Road Subdivision- Endorsement of Covenant 7:25 PM- ANR, Montuori Farms, LLC, 174 Northfield Road Whitman & Bingham Associates 6. BOARD REORGANIZATION Capital Planning Committee Representative MJTC Representative 7. MINUTES APPROVAL: 05-27-14 8. COMMITTEE REPORTS: MJTC, MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid 9. NEW BUSINESS/DEVELOPMENT STATUS REPORTS 145 Page Street- Right of First Refusal Inclusionary Zoning- discussion MS/HS Project- see above Highfield Village- see above Force Corp., 305 Leominster Shirley Rd- verbal update Definitive Subdivision, 50 Elmwood Rd- see above Whites Woods, Mass Ave- no report Emerald Place at Lake Whalom- no report 651 Chase Road Solar- update of site work 265 Pleasant Street Solar- update of site work White Tail Crossing- no report 10. ACTION FILE 250 Whalom Road, Lunenburg Village- no report MRPC Traffic Count- verbal update 40 Leominster Shirley Road- verbal update Village District Draft Bylaw- verbal update Master Plan- verbal update Notices & Communications 11. MEETING SCHEDULE: June 16, 6:30 PM- Master Plan Workshop, Ritter June 18, 6:30 PM- Village District/Center Planning Workshop, Ritter June 23, 6:30 PM- Town Hall 12. PUBLIC COMMENT 13. BOARD COMMENT 14. MEMBER ISSUES 15. ADJOURNMENT Agenda/2014/06.09.14 ======================================================================================== DOCUMENT : 2014-06-09-agenda-3799.txt BOARD : planning-board DATE : 2014-06-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-09-agenda-3799.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06092014-3799 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Highfield Village1. ======================================================================================== DOCUMENT : 2014-06-09-minutes-3756.txt BOARD : planning-board DATE : 2014-06-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-09-minutes-3756.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06092014-3756 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director Minutes June 9, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis Also Present: Chantell Fleck, MRPC BOARD COMMENT: Vacancy- J. Bilotta-Simeone noted interested individuals should fill out a Talent Bank form. Motion N. Lockwood to enter into Public Hearing for Highfield Vil lage and then return to regular session, Second, D. McQuaid, all aye. PUBLIC HEARING (cont’d), Highfield Village, Northfield Road- See separate minutes. MS/HS Project- Represented by D. Warner, Warner Larson Landscape Architects ; C. Hay, Tappe Associates; A. Gallagher and S. Smith, Nitsch Engineering. Recap of plan introduction to the Board on May 12 th and in house tech meeting on May 21 st. Submittal reviewed by Whitman and Bingham Associates (WBA). Telephonic conference held this date with applicant and WBA to go over review. An item of concern from the tech meeting was the amount of queuing at the drop -off loop. In r esponse the applicant has widened the drive back to where it is already greater than 32 feet in width (towards Mass achusetts Avenue end) in order to have a dedicated queuing lane while still having two -way traffic. A fire lane will circumnavigate the building. Sight distances for two of the three entrances are okay. Third entrance where the student parking is located sight distance not suitable. There is no posted speed limit; Police Chief notes speed limit of 30 due to density. Recommendation from applicant’s engineer is to post speed limit in advance of the intersection so it can be enforceable . Also, vegetation clearing will ta ke place and possible pavement markin gs. When those changes are implemented off -site, the s topping distance will be acceptable. D. Warner has the understanding that the Town has its own method for off -site traffic improvements so they are not incorporate d into the MS/HS design. Anthony Cleaves, WBA presented review (on file in Planning Office). He noted that for the benefit of the Board this was reviewed as WBA would review any project. J. Bilotta -Simeone noted that under MGL ch 40A Sect ion 3 “…no zoning ordinance or by-law shall regulate or restrict the use of land or structures…for educational purposes…however, that such land or structures may be subject to reasonable regulations…” WBA review comments came under the following headings - protective bylaws; subdivision rules and regulations ; Planning Board regulations on design, construction and maintenance of off -street parking and loading area; stormwater management; general comments. Of particular concern to WBA were #17, 19, 25 ( it was noted that the DPW Director was unable to attend the complete in -house tech meeting and he needs to be aware of WBA review of those three items). S. Smith noted th at stormwater -wise the site is challenging. It all flows southeast to a 30 inch culvert under Mass achusetts Avenue. This drives the applicant’s intent to maintain 24 inch line so the water is not released at a rate greater than the peak. Therefore peak flow is being mitigated. They do not want to put in a 36 inch line that goes down into a 30 inch lin e. Will also be putting in two underground infiltration systems and two large storm pipes acting as detention systems. N. Lockwood inquired of consequences if system could not handle discharge. A. Cleaves noted if water restricted too much, it can come out of manholes at certain storm events. The Town needs to be aware of this. ===PAGE 2=== Minutes 06.09.14 Page 2 D. McQuaid inquired of property line between site and Passios. Can be subdivided, but there is no frontage for Passios as it is on a driveway. Town will have to determine how to create frontage. (Run Memorial Drive in front of Passios?) D. McQuaid opined having the Massachusetts Avenue to Oak Avenue drive brought up to standards for a road. This would provide frontage for Passios. D. Warner had no quantitative response at this time. Mike Mackin, Chair, School Building Committee - Any change from design of drive into a road would be borne by the Town; MSBA would not participate. There was discussion surrounding parking. Parking will be increasing by approximately 27 spaces for a total of 508 spaces (total capacity need for largest event). Discussion on offsets between Passios and proposed HS driveway – 45 – 50 feet between existing building and proposed curb line of driveway. How close can the lot line be to the driveway and still be a conforming lot? Zoning bylaw requires 40 foot offset. Applicant requesting conditional acceptance of the plan as accepted, with revisions that will be made satisfactor ily to WBA. Applicant anticipates having r evisions to WBA in two weeks. WBA will then have to review. Board will defer conditional acceptance. Consensus was to attempt to have a review done by the June 23 rd meeting, but if necessary, defer to the July 14th meeting. ELMWOOD ROAD SUBDIVISION: Covenant Endorsement - Covenant wil l bind the developer to building the roadway and utilities according to the approved plan. No lots can be conveyed to third parties and no building permits can be issued unl ess the roadway is built to the plan spec ifications. Developer may request Covenant be released as site work progresses and a different form of surety be put in force which will allow building permits to be issued. Motion, N. Lockwood to accept the Form H Covenant, Second, D. McQuaid, all aye. ANR: Montuori Farms LLC, 174 Northfield Road - Plan presented by F. Preston, WBA. Land consists of 20 acres. Division will create two 10-acre lots. Submittal packet included Board of Health (BOH) acceptance of septic design. Sewer Commission letter noted they will not extend sewer to that property. F. Preston noted no connection to Town sewer required; a septic system design has been approved by the BOH. D. McDonald, Vice Chair Sewer Commission noted property is outside the Sewer District and the Commission has no plans to extend sewer to Northfield Road. Plan accepted for review. BOARD REORGANIZATION: Motion, D. McQuaid, to nominate J. Bilotta -Simeone to represent the Planning Board on the Capital Planning Committee, Second, K. Chenis, all aye. Motion, N . Lockwood, to nominate K. Chenis to represent the Planning Board on the Montachusetts Joint Transportation Committee, Second, D. McQuaid, all aye. MINUTES APPROVAL: Motion, N. Lockwood, to approve 5/27/14, Second, K. Chenis. COMMITTEE REPORTS: MJTC - No report. MRPC, J. Bilotta-Simeone- No update since last meeting. School Building Committee, N. Lockwood- Project site work being bid. MSBA issues noted at last Board meeting have been resolved. Building Reuse Committee, D. McQuaid- Committee looking at space needs of Town staff and how to look at maximizing use of Town Hall space. Old Primary School has been added to Re-Use Committee marketing review. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: 145 Page Street, Right of First Refusal - The Town h as 120 days to exercise its Right of first Refusal. Town Manager requesting comments as to whether or not the Board believe s the Town should attempt to acquire the property. Board will make a decision at its June 23 rd meeting as to response. N. Lockwood requested C. Fleck to determine if any To wn-owned land is adjacent to the property. Inclusionary Zoning - N. Lockwood attended seminar. Inclusionary zoning works with the bylaws to encourage affordable housing. MS/HS Project- See above. Highfield Village- See above. Force Corporation, 305 Leominster Shirley Road - Developer has not had a chance to move the fence. Just finished the septic system. Hopes to be able to move the fence in about two weeks. Definitive Subdivision, 50 Elmwood Road- See above. ===PAGE 3=== Minutes 06.09.14 Page 3 Whites Woods- No report. Emerald Place at Lake Whalom- No report. 651 Chase Road Solar- Planting ongoing. Site cleanup finishing up. Unitil on Chase Road doing pole work. 265 Pleasant Street Solar- Plantings finishing up. White Tail Crossing- Form of surety was a Covenant stating that no building would take place until construction of roadway and utilities completed. History of the project shows that both building and occupancy permits have been issued. The road has not yet been accepted as a Town road. C. Fleck recommended the current owner come before the Board to change their form of surety to either a Tri Party agreement or a bond ; then the Covenant can be released. C. Fleck also recommended getting an estimate from the reviewing engineer as to the cost of completing the road in order for the developer to set the surety amount. ACTION FILE: 250 Whalom Road, Lunenburg Village- No update. MRPC Traffic Counts- Board’s requested count for Goodrich and Lancaster signed by the Board of Selectmen. 40 Leominster Shirley Road - D. McQuaid noted the Chair of the Historical Commission w ill be sending a letter to EBI Consulting noting that the only potential impact from the proposed cell tower is that Lancaster Road is a designated scenic road and the Commission would hope that the tower is not visible from Lancaster Avenue. Village District Draft Bylaw - Joint workshop to be held June 18 th with the Building Re -Use Committee. D. McQuaid noted the Envisioning Session by the Historical Commission will be June 30th, 6:30 PM, Town Hall. Master Plan- Board workshop to be held June 16th (see meeting schedule below). Notices and Communications- Noted MEETING SCHEDULE: June 16, 6:30 PM, Ritter Building, Master Plan Workshop June 18, 6:30 PM, Ritter Building, workshop with Re-Use Committee June 23, 6:30 PM, Town Hall BOARD COMMENT: J. Bilotta-Simeone and N. Lockwood attended an Economic Development meeting at Mount Wachusett Community College. J. Bilotta-Simeone noted that the Board should review the Sign Bylaw to see if the restrictions imposed hinder Lunenburg in relationship to the meal tax Motion, D. McQuaid to adjourn, Second, N. Lockwood, Adjourned 9:20 PM. Documents used at meeting: Minutes 5/27/14 Form H Covenant, Elmwood Road Subdivision ANR, 174 Northfield Road 145 Page Street, Right of First Refusal Inclusionary Zoning Handout Force Corp. update Chase Road & Pleasant Street Solar updates Lancaster Notice of Public Hearing Town Manager letter to Mr. Bakaysa Zoning Board of Appeals Notice of Public Hearing Minutes/2014/06.09.14 ======================================================================================== DOCUMENT : 2014-06-09-minutes-3799.txt BOARD : planning-board DATE : 2014-06-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-09-minutes-3799.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06092014-3799 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director Minutes Public Hearing (continuation) Highfield Village Northfield Road/Massachusetts Avenue June 9, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:35 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis Also Present: Chantell Fleck, MRPC Chair opened the Public Hearing Continuation with the reading of the notice published in the Sentinel and Enterprise April 28 and May 5, 2014. The Hearing is to hear and discuss a plan under Section 5.6. Cluster Development and a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg. The application is to construct sixty -six (66) dwelling units off the south side of Northfield Road between Massachusetts Avenue (Map 057, Parcel 0031) and Northfield Road (Map 037, Parcel 0009). Owners are John & David Saliba, 227 Lewis Wharf, Boston, MA 02110 and Rober t Leverone, Trustee, Lunenburg Nominee Trust, 880 Winter Street, Suite 340, Waltham, MA 02451. Applicant is ForesTech Energy LLC, 46 Prince Street, PO Box 5515, Beverly, MA 01915. Copies are on file in the Planning Office. Notice of said hearing will b e duly posted in the usual posting places. As both the reviewing engineer and the project engineer are still working on the plans and not yet ready to present to the Bo ard, the hearing was recessed to June 23, 2014, 6:35 PM, Town Hall. Motion N. Lockwood to continue Hearing to June 23rd, Second, D. McQuaid. Motion to come out of Hearing to return to regular session, N. Lockwood, Second, D. McQuaid. Minutes/public hearings 2014/highfield village 06.09.14 ======================================================================================== DOCUMENT : 2014-06-16-agenda-3757.txt BOARD : planning-board DATE : 2014-06-16 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-16-agenda-3757.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06162014-3757 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director NOTICE OF MEETING Monday, June 16, 2014 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA Roll Call Minutes – Approval 6-18-12 Master Planning Workshop Discussion Adjournment Agenda/2014/06.16.12 MP workshop ======================================================================================== DOCUMENT : 2014-06-16-minutes-3757.txt BOARD : planning-board DATE : 2014-06-16 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-16-minutes-3757.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06162014-3757 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director Workshop Minutes Master Planning June 16, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis Also Present; Glenn Eaton & John Hume, MRPC Absent: Joanna L. Bilotta-Simeone J. Hume reviewed MRPC’s document outlining the updating of the Master Plan. Lunenburg is in the beginn ing stages of their Plan update. Public input is important. Workshops and charrettes should be held. The Economic Development Element is currently in draft form. The Town has an Open Space and Recreation Plan which can serve as the Natural an d Cultural Resources and Open Space and Recreation Elements. He noted the $4400 + being utilized in Planning Board encumbered funds leveraged with MRPC’s DLTA (District Local Technical Assistance) program for a Housing Production Plan (HPP). This information can be utilized for the Housing Element. HP P should be done by end -November. The HPP could be converted to a Housing Element for approximately $1000. Brief background of MRPC given to new Board member. The Town could initiate work on the Circulatio n/Transportation Element after completion of the Housing Element. To supplement local funds the Town could contact MRPC about its Unified Planning Work Program (UPWP) to explore the possibility of completing this Element under this program. J. Hume note d he could put together an implementation timeline for the Board ; the Board could then determine who would be responsible for impl ementing and prioritization. N. Lockwood suggested C. Fleck follow up with the Open Space and Recreation Plan serving as the Natural and Cultural Resources and Open Space and Recreation Elements. Discussion ensued as to approval process for the Elements. Board discussed circulating Elements to other Boards for review and input. Ask for public comment. Discussion ensued on th e Economic Development Element. Possibly meet with other Boards for discussion? Motion, K. Chenis, to adopt the Economic Development Element of the Master Plan and circulate to Town Boards, Second, D. McQuaid. All aye. Action plan to follow. ===PAGE 2=== Workshop Minutes 06.16.14 Page 2 Discussion ensued as to necessary actions to take; go through Section 2: Goals, Objectives and Recommendation s in Element and determine actions that need to be taken to accomplish same. The possibility of sub -groups being for med was discussed. Each point was discussed. Utilizing Town Web to Promote Economic Development - Develop presentation design. Research other town websites. Identify data that should be included to attract developers to Town. K. Chenis to put together f ramework. Revisit Recommendations in “Lunenburg Priority Development/Priority Preservation Report ”- Formation of an economic development committee through the Land Use Director and Board of Selectmen . Planning Board and Board of Selectmen hold a joint meeting to discuss same. Continue work on Village District Bylaw - In process. Board to hold public workshop in July to develop framework for charrette and discuss Village District Bylaw. Review Adequacy of Current Zoning - Have more “by -right” uses ver sus special permits , which c an slow down a process. Outreach to developers, investors, realtors as to what makes investing in a project desirable. Expand the Summer Street Revitalization Overlay District to additional commercial areas. Why did businesses leave Town? Aggressively seek Funding for Road/Infrastructure Improvements - Maintain liaison with Board of Selectmen MPO Rep P. Bertram. K. Chenis, MJTC Rep advocate for funding at MJTC meetings. There was discussion as to placing the burden of stormwater management on the developer versus the Town. Prepare a Retail Market Study to Identify Potential Business - Come under the formation of an economic development committee? Identify Areas in Town Suitable for Commercial/Industrial Development - Have joint meeting with Board of Selectmen on Economic Development. Hold meeting with boards, committees, departments and the public. Review/Revise Site Plan Approval Bylaw - It was noted that the Design Standards currently in place pertain only to Commercial zoning. Standards need to be devised depending on location. Discussion on signage and that the current sign bylaw is too restrictive. Work with the Re-Use Committee in Identifying Potential New Uses for Vacant/Soon to be Vacant Town Buildings - In process. P. Bertram opined that the population projection numbers are low and to have the correct figures is key to master planning. Motion K. Chenis to adjourn, Second, D. McQuaid, Adjourned 9:20 PM. Documents used at workshop: Lunenburg Master Plan Update, Economic Development Element Minutes/2014/06.16.14 MP workshop ======================================================================================== DOCUMENT : 2014-06-18-agenda-3758.txt BOARD : planning-board DATE : 2014-06-18 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-18-agenda-3758.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06182014-3758 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director NOTICE OF MEETING Wednesday, June 18, 2014 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA Joint Workshop with Building Re-Use Committee Planning Board Survey Discussion- Village District Bylaw & Town Center Planning Town Center Zoning Expedited Permitting for Village District Agenda/2014/06.18.14 ======================================================================================== DOCUMENT : 2014-06-18-minutes-3758.txt BOARD : planning-board DATE : 2014-06-18 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-18-minutes-3758.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06182014-3758 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director Workshop Minutes June 18, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis Also Present: Re-Use Committee- Chair Jamie Toale, Dave McDonald, Ron Albert, Dave Matthews, Amory Phelps, Deb Seeley, Steve Raboin Re-Use Committee Chair J. Toale noted the Committee’s recommendations: Eagle House- Suitable for current needs. No further action required. Brooks House- Currently underutilized. Requires extensive retrofitting to be used for municipal building. Historical consideration needs to be reviewed. Ritter Building- Houses land use departments which can be relocated into another municipal building. Passios- Significant cost to maintain and repair. Town Hall- Retrofit and repair for main municipal building. Size appropriate. Not huge market value. Currently developing go-to-market plan and creating RFP template. Resident David Rodgers opined Passios might have issues of transferring ownership to Town. What about zoning, frontage, parking? Is the Town going to allow a developer to take over and use for commercial venture and if it doesn’t go well will the Town be stuck with it? Possible best use is to tear down and use for parking. Long term view for Town Center is for zoning which will open it up for commercial, retail, mixed use, etc. N. Lockwood opined getting two overlay districts in place; one for Passios and one for Ritter Building/Primary School. Then proceed to address Village Overlay Bylaw. It was noted that t he Village District would encompass all of the municipa l buildings noted above. J. Bilotta-Simeone anticipates having a bylaw to bring to a 2014 fall special town meeting. The School Committee has already voted to move the Passios parcel to the Town. Parcel line needs to be determined by surveying. If there is an interested developer, developer may be willing to pay for survey work as part of their proposal. There was discussion as to the Village District Bylaw being too specific; should be more general. Too much regulation will b e too restrictive. As the Village District Bylaw is revised, it will be forwarded to the Re -Use Committee. The Planning Board is planning to hold a public charrette in August and would appreciate involvement and co-hosting by the Re-Use Committee. D. McQuaid looking for Board input as to charrette agenda and date which he can announce at the June 30 th Historical Commission’s Envisioning Session. Note: Next Re-Use Committee meeting - July 7th. Motion N. Lockwood to adjourn, Second, K. Chenis, Adjourned 8:15 PM. Documents used at workshop: Draft Village District Bylaw Minutes/2014/06.18.14 workshop ======================================================================================== DOCUMENT : 2014-06-23-agenda-3759.txt BOARD : planning-board DATE : 2014-06-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-23-agenda-3759.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06232014-3759 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director NOTICE OF MEETING Monday, June 23, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. 6:35 PM- PUBLIC HEARING (continuation) Highfield Village, Northfield Road 4. 6:40 PM- MS/HS Project Update 5. Sign ANR, 174 Northfield Road 6. MINUTES APPROVAL: 6-9-14 6-9-14 Highfield Village Hearing 6-16-14 Master Plan Workshop 6-18-14 Joint Workshop w/Re-Use Cmte 7. COMMITTEE REPORTS: MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid MJTC , Kenneth Chenis Capital Planning Committee (dormant) Joanna Bilotta-Simeone 8. NEW BUSINESS/DEVELOPMENT STATUS REPORTS- MS/HS Project- see above Highfield Village- see above Force Corp., 305 Leominster Shirley Rd- no report Definitive Subdivision, 50 Elmwood Rd- verbal update Whites Woods, Mass Ave- no report Emerald Place at Lake Whalom- no report 651 Chase Road Solar- update of site work 265 Pleasant Street Solar- update of site work White Tail Crossing- no report 9. ACTION FILE Board Vacancy Sign Year-End Encumbrances 250 Whalom Road, Lunenburg Village- no report 40 Leominster Shirley Road- verbal update Village District Draft Bylaw- update Master Plan – update 10. MEETING SCHEDULE: July 14, 6:30 PM- Town Hall July 28, 6:30 PM- Ritter Memorial Building 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT Agenda/2014/06.23.14 ======================================================================================== DOCUMENT : 2014-06-23-agenda-3798.txt BOARD : planning-board DATE : 2014-06-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-23-agenda-3798.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06232014-3798 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Highfield Village1. ======================================================================================== DOCUMENT : 2014-06-23-minutes-3759.txt BOARD : planning-board DATE : 2014-06-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-23-minutes-3759.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06232014-3759 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director Minutes June 23, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Chantell Fleck, MRPC Absent: Marion M. Benson PUBLIC COMMENT: Resident David Rodgers noted his letter to the Planning Board regarding discrepancies on the new school plan and the Lunenburg Town Bylaws. PUBLIC HEARING (cont’d), Highfield Village, Northfield Road - See separate minutes. Motion D. McQuaid, to enter into Public Hearing, Second, N. Lockwood. All aye. MS/HS Project Update- Reviewing engineer Anthony Cleaves, Whitman and Bingham Associates (WBA) went through a follow-up review of responses and additional information regarding the submission. Follow-up review is on file in the Planning Office. J. Bilotta -Simeone inquired if the Board was authorized to vote on waivers for the school project as this is considered a “courtesy” review. C. Fleck recommended that even though this is not a formal review, th e Board should go through the process as there may be conditions placed on specific waivers. The Board opined that in order whether or not to grant waivers, many of the items would benefit from input of the DPW Director. A. Cleaves noted specific items t hat he felt required a waiver - 1, 2, 3, 5, 6, 7, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 75. J. Bilotta -Simeone and C. Fleck will meet with the DPW Director to get his input. Mr. Rodgers again expressed his concern over insufficient parking and drainage. ANR, 174 Northfield Road- Motion to endorse ANR Plan, K. Chenis, Second, D. McQuaid, all aye. Plan endorsed. MINUTES APPROVAL: Motion, D. McQuaid, to approve 6-9-14, Second, N. Lockwood. Motion, N. Lockwood, to approve 6-9-14 Highfield Village Hearing, Second, D. McQuaid . 6-16-14 and 6-18-14 not available COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- No report School Building Committee, N. Lockwood- A public meeting will be held with abutters on June 25th, 6:00 PM, Passios. Building Reuse Committee, D. McQuaid- Joint meeting held with the Planning Board June 18th. MJTC, K. Chenis- Unable to attend June 18th meeting due to conflict with Board meeting. J. Bilotta-Simeone noted the Board needs to b e represented on the Open Space Committee. Current members opined they are unable to make the time commitment. It will be brought up with the incoming member. She also noted Talent Bank forms being accepted for the Board vacancy until June 30th. Interviews being set before the Board for the July 14 th meeting. ===PAGE 2=== Minutes 06.23.14 Page 2 NEW BUSINESS/DEVELOPMENT STATUS REPORTS: MS/HS Project- See presentation above. Highfield Village- See separate hearing continuation minutes. Force Corporation, 305 Leominster Shirley Road- J. Bilotta-Simeone noted septic completed. Work commencing on fence. Definitive Subdivision, 50 Elmwood Road- Haybale locations being staked. Four foot chain link fence being erected. Whites Woods, Mass Ave- No report. Emerald Place at Lake Whalom- No report. 651 Chase Road Solar- No report. 265 Pleasant Street Solar- No report. White Tail Crossing- Internal meeting to be scheduled with developer, Planning Consultant, and Board Chair. ACTION FILE: Board Vacancy- See above. 145 Page Street , ROFR - Board discussion ensued. Consensus is to send letter to Board of Selectmen noting the Board supports whatever the Conservation Commission and the Open Space committee recommend. Year-End Encumbrances- Signed by Board in the absence of a Planning Director. 250 Whalom Road, Lunenburg Village- No report 40 Leominster Shirley Road- Noted response from Historical Commission to EBI Consulting. Village District Draft Bylaw - A public m eeting will be held by the Historical Commission on June 30 th on the history of Town Center. N. Lockwood noted a date needs to be set for a public forum. The Board needs to compose a framework presentation. A planning meeting will be set for July 21st; invite a couple members of the Re -Use Committee. If possible, cover during the July 14th meeting so the July 21 st meeting would not be necessary . Board requested C. Fleck forward them a charrette sample. The Board would like to have a Village District Bylaw for fall special town meeting. C. F leck will send the State Village model to the Board. S he noted that the village draft was modelled after the Board’s existing Bylaw format and it cross -references other sections of the bylaw. A charrette will be scheduled for July 3 0th; “walk-around” at 6:00 PM and meeting at 7:00 PM. Board would like to do “break -out groups” with individual members covering a specific topic. Preferred location is the Town Hall ; if not available, the library. Master Plan- At the June 16 th Master Plan workshop, the Board recommended approval of the Economic Development Element and requested it be sent to Town Boards for feedback. Schedule meeting to create the agenda to vet some visions for the Town Center bylaw. Schedule public meeting to vet Town Center bylaw. Involve reps from Re-Use Committee. August 18th meeting to finish the Village Draft Bylaw. August 25 th meet with the public. Will have public input and draft bylaw. J. Bilotta -Simeone requested C. Fleck take the state bylaw and see where it “clashes” with the draft bylaw for the July 14 th meeting. At the July 14th meeting use the state model to frame the charrette. MEETING SCHEDULE: July 14, 6:30 PM, Town Hall July 21, 6:30 PM, Ritter Building July 28, 6:30 PM, Ritter Building July 30, 6:00 PM, Town Hall or Library August 11, 6:30 PM, Town Hall August 18, 6:30 PM, Ritter Building August 25, 6:30 PM, Town Hall ADJOURNMENT: Motion, D. McQuaid to adjourn, Second, N. Lockwood, Adjourned 9:15 PM. Documents used at meeting: Minutes 6/9/14 Minutes 6/9/14 Highfield Village Hearing Continuation ANR Plan, 174 Northfield Road 145 Page Street, Right of First Refusal 40 Leominster Shirley Road, Historical Commission letter to EBI Consulting Village District Draft Bylaw Minutes/2014/06.23.14 ======================================================================================== DOCUMENT : 2014-06-23-minutes-3798.txt BOARD : planning-board DATE : 2014-06-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-06-23-minutes-3798.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06232014-3798 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Marion M. Benson, Planning Director Minutes Public Hearing (continuation) Highfield Village Northfield Road/Massachusetts Avenue June 23, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:35 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Chantell Fleck, MRPC Chair opened the Public Hearing Continuation with the reading of the notice published in the Sentinel and Enterprise April 28 and May 5, 2014. The Hearing is to hear and discuss a plan under Section 5.6. Cluster Development and a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg. The application is to construct sixty -six (66) dwelling units off the south side of Northfield Road between Massachusetts Avenue (Map 057, Parcel 0031) and Northfield Road (Map 037, Parcel 0009). Owners are John & David Saliba, 227 Lewis Wharf, Boston, MA 02110 and Rober t Leverone, Trustee, Lunenburg Nominee Trust, 880 Winter Street, Suite 340, Waltham, MA 02451. Applicant is ForesTech Energy LLC, 46 Prince Street, PO Box 5515, Beverly, MA 01915. Copies are on file in the Planning Office. Notice of said hearing will b e duly posted in the usual posting places. J. Bilotta-Simeone noted that the reviewing engineer is still awaiting information from the project engineer. Continuation date of hearing to be determined. Project’s current extension expires July 28th. Motion to come out of Hearing to return to regular session, N. Lockwood, Second, D. McQuaid. Minutes/public hearings 2014/highfield village 06.23.14 ======================================================================================== DOCUMENT : 2014-07-14-agenda-3760.txt BOARD : planning-board DATE : 2014-07-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-14-agenda-3760.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07142014-3760 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 NOTICE OF MEETING Monday, July 14, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. APPOINTMENTS: Board Vacancy 6:35 pm- Celeste McCain 6:45 pm- Matthew Allison ANR Plan 6:55 PM- ANR- Mulpus Brook Acres Realty Trust, 300 Holman Street, S.J. Mullaney Engineering Inc. MS/HS Project – continued review 4. MINUTES APPROVAL: 6-16-14, 6-18-14, 6-23-14, 6-23-14 Highfield Continuation 5. COMMITTEE REPORTS: MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid MJTC , Kenneth Chenis Capital Planning Committee (dormant) Joanna Bilotta-Simeone 6. NEW BUSINESS/DEVELOPMENT STATUS REPORTS MS/HS Project- see above Highfield Village- verbal update Force Corp., 305 Leominster Shirley Rd- verbal update Definitive Subdivision, 50 Elmwood Rd- weekly update Whites Woods, Mass Ave- no report Emerald Place at Lake Whalom- verbal update 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report White Tail Crossing- no report 7. ACTION FILE 301 Massachusetts Avenue- Temporary Banner 250 Whalom Road, Lunenburg Village- no report 40 Leominster Shirley Road- no report Master Planning/Village District Draft Bylaw- Action Plan Create framework for public forum – July 14 Complete framework for public forum – July 21 Charrette – July 30 Complete bylaw – August 18 Public input – August 25 Notices & Communications 8. MEETING SCHEDULE: July 15, 7:00 PM- Town Hall (joint appt. w/BOS) July 21, 6:30 PM- Ritter Building July 28, 6:30 PM- Ritter Building July 30, 6:00 PM- Town Hall August 11, 6:30 PM- Town Hall August 18, 6:30 PM- Ritter Building August 25, 6:30 PM- Town Hall 9. PUBLIC COMMENT 10. BOARD COMMENT 11. MEMBER ISSUES ===PAGE 2=== 12. EXECUTIVE SESSION: In accordance with M.G.L. c.30A, §21(a) 3. To discuss strategy with respect to litigation of O’Brien Homes vs Town of Lunenburg if an open meeting may have a detrimental effect on the litigating position of the public body and the chair so declares. 13. ADJOURNMENT Agenda/2014/07.14.14 ======================================================================================== DOCUMENT : 2014-07-14-minutes-3760.txt BOARD : planning-board DATE : 2014-07-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-14-minutes-3760.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07142014-3760 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Minutes July 14, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis APPOINTMENTS: Candidates, Board Vacancy - Candidates Celeste McCain -Stober and Matthew Allison presented themselves to the Board. A joint appointment will be made by the Board of Selectmen and Planning Board, July 15, 2014, 7:00 PM. ANR Plan- Mulpus Brook Acres Realty Trust, 300 Holman Street. Property was an article at May 2014 Town Meeting for the Town to acquire Parcel E of 162 acres. Lot B will be cut out to contain the existing house. Lot B and Lot C are to be purch ased by private owner. Plan accepted for review. MS/HS Continued Review - Reviewing Engineer Anthony Cleaves, Whitman and Bingham Associates (WBA) noted that he went through the waivers with the DPW Director, focusing in on any that were maintenance/road -related. Remaining outstanding items of 100 point WBA review (on file in Planning Office) were addressed. Specific points noted were - #19- that “if the Board grants the waiver it should include the requirement of insulation above the pipe at any location where 4 -ft of cover is not provided”. #40- “Although the plans list appropriate compaction requirements for the pipe trench, that the contractor and project supervisors should pay specific attention to the shallow cover areas. If possible, it is recommended that any pipin g with shallow cover areas (<2-ft) should be lowered to increase cover”. S. Smith, Nitsch Engineering noted underground drain systems have been included to limit exposure to frosting conditions that would cause heaves. Also, more stone has been added und er the pavement section for water storage so it doesn’t cause those problems. #49- WBA requested more information as to culvert sizing. Design team noted pipe would handle a two -year storm event. Existing condition is being improved. #71- the retaining wall east of the concession stand should be set back from the driveway edge to provide a shoulder along the driveway and accommodate installation of catch basins without conflict with the wall. Design team will add a 12 inch “gutter ” that tilts away from the wall. #85- Directives to note that external grease trap design should be submitted to the Sewer Commission for review. In viewing the snow removal schematic, the Board questioned if snow being removed would be stacked in the in the wetlands buffer zone. It was determined not to be wetlands by the Conservation Agent. WBA went through the requested waiver letter from Warner Larson Landscape Architects dated July 14, 2014. (Numbers correspond with WBA review letter.) #1 – Section 5.3.1.1. #2 – Section 6.1.2.1. #3 – Section 6.1.2.2. #5 – Section 6.4.3.5. #6 – Sections 6.5.1.2. #7 – Section 8.4.4.1.(a)(3) (Note: #1, 2, 3, 5, 6, and 7 above come under the Protective Bylaws; falls under the jurisdiction of the Zoning Board of Appeals.) ===PAGE 2=== Minutes 07.14.14 Page 2 Subdivision Rules and Regulations #10 – Section 4.10.4.6. – Granted – Note a Directive to ensure that special attention be placed on the installation of shallow piping cover. #11 – Section 5.2.1.4. – Granted #12 – Section 5.2.2. – Granted #13 – Section 5.2.3.1. – Granted #14 – Section 5.4.4. – Granted #15 – Section 5.6.1.1. – Granted #16 – Section 5.6.1.2. – Granted #17 – Section 5.6.1.3. – Not Granted – granite curbing will be required for Oak Avenue – research needed for Massachusetts Avenue #18 – Section 5.7.1. – Granted #19 – Schedule C – Granted – Note a Directive that insulation will be required above the pipe at any location where 4 -ft of cover is not provided. #20 – Schedule N and Section 4.2.2.2. – Granted Regulations of the Planning Board of the Town of Lunenburg Governing the Design, Construction and Maintenance of Off -Street Parking and Loading Area #21 – Section 2.5.1. – Granted #22 – Section 2.11.2. – Granted Stormwater Management Comments #40 – Note a Directive that if possible, any piping with shallow cover areas (<2-ft) should be lowered to increase cover. General Comments #75 – Board has no issue with grading in this area currently being approximated. Will be confirmed in the field. D. Warner noted that u nder the M SBA, a construction manager will provide oversight and ensure that the project is built to specifications. The design engineers will also make periodic visits throughout the construction process. MINUTES APPROVAL: Motion, D. McQuaid, to approve 6-16-14, Second, K. Chenis Motion, N. Lockwood, to approve 6-18-14, Second, K. Chenis Motion, N. Lockwood, to approve 6-23-14, Second, D. McQuaid Motion, N. Lockwood to approve 6-23-14 Highfield continuation, Second D. McQuaid COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- No report School Building Committee, N. Lockwood- Preparing to move forward with funding. Building Reuse Committee, D. McQuaid- Coordinating with School Committee to verify school property lines. Assessing the possibility of locating all Town offices within the Town Hall. MJTC, K. Chenis- no report NEW BUSINESS/DEVELOPMENT STATUS REPORTS: MS/HS Project- See above. Highfield Village- Extension expires July 28, 2014. Force Corporation, 305 Leominster Shirley Road - Fence moved back. Grass seeding put down. Letter will be sent to the developer noting the Board’s appreciation for the work he did above and beyond the Special Permit. N. Lockwood inquired if curbing will be placed in front of the “green” area. Office will check to see if that is required under the design bylaw. Definitive Subdivision, 50 Elmwood Road - Weekly progress report noted. Erosion control completed. Tree clearing taking place. Whites Woods, Mass Ave- No report. Emerald Place at Lake Whalom- Developer appearing at the July 28th Board meeting to request release of the Bond. ===PAGE 3=== Minutes 07.14.14 Page 3 651 Chase Road Solar - Gate was locked and reviewing engineering could not access site. Coordination will be made for access by the reviewing engineer. 265 Pleasant Street Solar- Reviewing engineer noted that many of the plantings were either installed improperly or were dead. He recommended the landscape architect do a final inspection of the plantings. Celeste McCain -Stober, 275 Pleasant Street - concerned with management of the fields – how will the open acreage be maintained – if goes natural will become scrub brush – not wooded – office will review project Directives. White Tail Crossing- Internal meeting to be scheduled with developer, Planning Consultant, and Board Chair. Items still need addressing for the developer to make fall town meeting. ACTION FILE: 301 Massachusetts Avenue - Request for temporary signage from Spirit Halloween in the form of a banner at the vacant Fashion Bug retail sp ace located in the WalMart plaza. Applicant would like to han g banner as soon as possible and remove it on or before November 10th. Motion, N. Lockwood to approved temporary signage, Second, D. McQuaid, all aye. 250 Whalom Road, Lunenburg Village- No report 40 Leominster Shirley Road- No report Village District Draft Bylaw - Action Plan/schedule was review. Will be only agenda item for July 21 st. Board noted charrette will be held on July 30th to discuss the desired future for Town Center. Board had dis cussion around advertising for the charrette; advertise in Ledger, put on Scroll and web. K. Chenis noted he would not be available for the charrette. MEMBER ISSUES: N. Lockwood noted the Economic Development Element being previously sent to various Town Boards and that the Sewer Commission has responded. N. Lockwood opined that a joint meeting should be scheduled with the other Town Boards for discussion of the feedback. Board will further discuss at their July 25th meeting. MEETING SCHEDULE: July 15, 7:00 PM, joint Board vacancy appointment with Board of Selectmen July 21, 6:30 PM, Ritter Building July 28, 6:30 PM, Ritter Building July 30, 6:00 PM, Town Hall August 11, 6:30 PM, Town Hall August 18, 6:30 PM, Ritter Building August 25, 6:30 PM, Town Hall EXECUTIVE SESSION: Motion, N. Lockwood to enter into executive session to discuss strategy with respect to litigation of O’Brien Homes vs Town of Lunenburg, not to return to regular session, Second, D. McQuaid, all aye. ADJOURNMENT: 10:15 PM Documents used at meeting: Minutes 6-16-14 Minutes 6-18-14 Minutes 6-23-14 Minutes 6-23-14 Highfield continuation ANR Plan- Mulpus Brook Acres Realty Trust, 300 Holman Street Minutes MS/HS Requested Waivers Force Corp- Reviewing Engineer Report Pleasant St and Chase Rd Solars- Reviewing Engineer Report White Tail Crossing- Reviewing Engineer Report 301 Massachusetts Avenue- Request for Temporary Signage Minutes/2014/07.14.14 ======================================================================================== DOCUMENT : 2014-07-15-agenda-3761.txt BOARD : planning-board DATE : 2014-07-15 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-15-agenda-3761.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07152014-3761 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 NOTICE OF MEETING Tuesday, July 15, 2014 – 7:00 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA JOINT APPOINTMENT- PLANNING BOARD VACANCY Agenda/2014/07.15.14 ======================================================================================== DOCUMENT : 2014-07-21-agenda-3762.txt BOARD : planning-board DATE : 2014-07-21 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-21-agenda-3762.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07212014-3762 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 NOTICE OF MEETING Monday, July 21, 2014 – 6:30 PM Ritter Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA Village District Bylaw Charrette/public forum preparation Agenda/2014/07.21.14 ======================================================================================== DOCUMENT : 2014-07-21-minutes-3762.txt BOARD : planning-board DATE : 2014-07-21 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-21-minutes-3762.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07212014-3762 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Minutes July 21, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid Also Present: Chantell Fleck, MRPC Consultant Absent: Kenneth Chenis Charrette/Public Forum preparation: Date originally set for July 30 th; rescheduled to August 14 th. This will allow ample time to advertise and put up flyers. A wa lking tour, led by D. McQuaid and N. Lockwood, will take place at 6:00 PM followed by a charrette, led by C. Fleck and J. Hume, at 7:00 PM in Town Hall. There was discussion of a mailing (town-wide if possible) to addresses within ½ mile of Town Center. Charrette should be kept to five topics in breakout groups . Edit question #4 to add Passios, Brooks House, Ritter Building, and old Primary School (take out library) . Add in underutilized sites/lots in the Center. Reword #3 to take out the technical lan guage – what would the public like to see/not see in the Town Center. Have the zoning map available for the public to view and note the uses allowed in Residence A. Board opined that D. McQuaid should facilitate #4 as he is a member of the Reuse Committee. Add to #1 – any specific towns where you have had positive experiences/you feel Lunenburg should be like? Make #2 to be #5. ADJOURNMENT: 7:25 PM Documents used at meeting: Charrette Questions - draft Agenda - draft Press Release - draft Flyer - draft Minutes/2014/07.21.14 ======================================================================================== DOCUMENT : 2014-07-22-agenda-3763.txt BOARD : planning-board DATE : 2014-07-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-22-agenda-3763.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07222014-3763 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 NOTICE OF MEETING Tuesday, July 22, 2014 – 7:00 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA JOINT APPOINTMENT- PLANNING BOARD VACANCY Agenda/2014/07.22.14 ======================================================================================== DOCUMENT : 2014-07-22-minutes-3763.txt BOARD : planning-board DATE : 2014-07-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-22-minutes-3763.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07222014-3763 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2014-07-28-agenda-3764.txt BOARD : planning-board DATE : 2014-07-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-28-agenda-3764.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07282014-3764 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, July 28, 2014 – 6:30 PM Ritter Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. Endorse ANR- Mulpus Brook Acres Realty Trust, 300 Holman Street 4. APPOINTMENT: 6:45 PM- Emerald Place- Request for Bond Release 5. MS/HS Project- review/Board endorsement 6. MINUTES APPROVAL: 7/14/14, 7/21/14 7. COMMITTEE REPORTS: MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid MJTC , Kenneth Chenis Capital Planning Committee (dormant) Joanna Bilotta-Simeone 8. NEW BUSINESS/DEVELOPMENT STATUS REPORTS 1259 Massachusetts Avenue- site plan review Tri Town Landing- Building 4 MS/HS Project- see above Highfield Village- request for extension Force Corp., 305 Leominster Shirley Rd- no report Definitive Subdivision, 50 Elmwood Rd- no report Whites Woods, Mass Ave- no report Emerald Place at Lake Whalom- see above 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report White Tail Crossing- no report 9. ACTION FILE Open Space Committee- Planning Liaison Registry of Deeds- update signatures 250 Whalom Road, Lunenburg Village- no report 40 Leominster Shirley Road- no report Master Plan- verbal update Village District Draft Bylaw- Action Plan Charrette – August 14 Complete bylaw – August 18 Public input – August 25 10. MEETING SCHEDULE: August 11, 6:30 PM- Town Hall August 14, 6:00 PM- Ritter Building & Town Hall August 18, 6:30 PM- Ritter Building August 25, 6:30 PM- Town Hall 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT Agenda/2014/07.28.14 ======================================================================================== DOCUMENT : 2014-07-28-minutes-3764.txt BOARD : planning-board DATE : 2014-07-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-07-28-minutes-3764.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07282014-3764 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2014-08-11-agenda-3765.txt BOARD : planning-board DATE : 2014-08-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-11-agenda-3765.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08112014-3765 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2014-08-11-agenda-3766.txt BOARD : planning-board DATE : 2014-08-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-11-agenda-3766.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08112014-3766 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, August 11, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. REVISED AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 6:35 PM- INFORMATION MEETING 1259 Mass Ave, Site Plan Review 3. APPOINTMENTS: 7:00 PM- Emerald Place – Request for Bond Release 7:15 PM- Whites Woods –Request for Waiver Modification for Prescribed Setback 4. MINUTES APPROVAL: 7-22-14 & 7-28-14 5. COMMITTEE REPORTS: MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid MJTC, Kenneth Chenis Capital Planning Committee (dormant) Joanna Bilotta-Simeone 6. NEW BUSINESS/DEVELOPMENT STATUS REPORTS Tri Town Landing- in house tech 7-30 Open Space and Recreation Committee- Board Liaison Green Community Task Force- Board Advisor 145 Page Street- Right of First Refusal MS/HS Project- no report Highfield Village- no report Force Corp., 305 Leominster Shirley Rd- no report Definitive Subdivision, 50 Elmwood Rd- weekly update Whites Woods, Mass Ave- see above Emerald Place at Lake Whalom- see above 651 Chase Road & 265 Pleasant Street Solar- update White Tail Crossing- no report 7. ACTION FILE 1259 Mass Ave, Site Plan Review 250 Whalom Road, Lunenburg Village- no report 40 Leominster Shirley Road- no report Master Planning- Economic Development Element – set joint meeting Village District Draft Bylaw- Action Plan Charrette – August 14 Review bylaw – August 18 Public input – August 25 Notices & Communications 8. MEETING SCHEDULE: CHARRETTE, August 14, 6:00 PM- Ritter Building August 18, 6:30 PM- Ritter Building August 25, 6:30 PM- Town Hall 9. PUBLIC COMMENT 10. BOARD COMMENT 11. MEMBER ISSUES ===PAGE 2=== 12. EXECUTIVE SESSION: In accordance with M.G.L. c.30A, §21(a) 3. To discuss strategy with respect to litigation of O’Brien Homes vs Town of Lunenburg if an open meeting may have a detrimental effect on the litigating position of the public body and the chair so declares. 13. ADJOURNMENT Agenda/2014/08.11.14 ======================================================================================== DOCUMENT : 2014-08-11-minutes-3765.txt BOARD : planning-board DATE : 2014-08-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-11-minutes-3765.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08112014-3765 ======================================================================================== ===PAGE 1=== INITIALS _____ _____ _____ _____ _____ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes Information Meeting 1259 Massachusetts Avenue August 11, 2014 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Also Present: Chantell Fleck, MRPC The Information Meeting was to hear and discuss a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenbur g for use of current medical office building, combined with a metal storage barn for landscaping supplies and vehicles. Applicant represented by project engineer Jonathan Markey, Markey and Rubin. The proposed building will include a compacted gravel turnaround and parking area for 1 -2 employees. Individual loads up on fertilizer in the morning; comes back at the end of the day. Existing septic able to handle increased capacity from two -man operation. J. Markey noted that stormwater drainage paths will remain the same post development. J. Markey opined that many of the items in Whitman & Bingham Associates (WBA) review were addressed in the Environmental Impact Statement (EIS) which had not yet been re viewed. Plans will be revised based on review letter ; applicant will be asking for waivers from the parking regulations. Attorney Sherrill Gould, representing the applicant, note d the applicant J. Brianas has a purchase and sales agreement with the prope rty owner Duane Glow and intends to keep the current medical office building . S. Gould gave the background of the project as presented previously to the Zoning Board of Appeals. Garage will be on a slab foundation. No hazardous materials on site, no sto ckpiling or compost materials; all fertilizer products will be stored in bags. Special permit for frontage variance received from the Zoning Board of Appeals for preexisting lot. Existing septic tank will be replaced. Will be addressed with Nashoba Boa rd of Health. Will connect with municipal water system. Reviewing Engineer Wesley Flis, WBA went through his review dated August 7, 2014 (on file in the Planning Office). #1 – Zoning Board of Appeals #2 – show on plan #3 – applicant will request waivers #4 – #8 - see review letter #9 – applicant noted covered in EIS #10 – see review letter #11 – applicant may request waiver #12 – #13 - see review letter #14 – applicant may request waiver #15 – #16 - see review letter – label depth of gravel on plan #17 – #19 - see review letter – possible directive ===PAGE 2=== Minutes, Information Meeting 1259 Massachusetts Avenue Page 2 #20 – see review letter – show on plan #21 – #43 are Stormwater Management Comments #44 – #48 - see review letter #49 – Fire Department should view plan #50 – see review letter #51 – Board of Health should view plan J. Bilotta-Simeone concerned with parking if chiropractor business changes – if a change if use, will have to come back before the Board. M. Allison concerned with accessibility of access easement to Town land. In-house tech meeting to be held. The applicant is currently working with the Sewer Commission in the event septic does not work out on the site. Applicant submitted paperwork to the Commission for a change of use. M. Allison inquired if the proposed outside storage would be covered. No outside storage currently proposed, but as that had to be requested from ZBA, the applicant applied for that also while before the ZBA. If used, will be open and screened. M. Allison opined that if existing sewer is available, applicant is required to hook up. Applicant to investigate. Motion, N. Lockwood, to continue Information Meeting to August 25 th, Second, D. McQuaid, Motion passed. Information Meeting recessed 7:10 PM. Minutes/information meetings 2014/1259 mass ave 08.11.14 ======================================================================================== DOCUMENT : 2014-08-11-minutes-3766.txt BOARD : planning-board DATE : 2014-08-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-11-minutes-3766.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08112014-3766 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes August 11, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Also Present: Chantell Fleck, MRPC INFORMATION MEETING, 1259 Massachusetts Avenue- See separate minutes. APPOINTMENTS: Emerald Place at Lake Whalom - Jack Sullivan, Emerald Place Development, request ed both a bond reduction and a bond release. He noted review by Jesse Johnson, David Ross Associates, which recommended all but approximately $70,000 be released. The letter from DPW Director noted release all but $65,000, but intent of letter was to releas e $65,000 and hold the rest. Money being released to pave Lakefront. Weather permitting, paving may be done by Friday. After that , Great Pond Road will be redone and the applicant will be looking for more funds to be released for that paving. J. Sullivan questioned the bond being put on a private development. Emerald Place Development Co., LLC opines they own Lakefront; once paving is complete, proper legal procedure will be follow ed to deed to Town. K. Chenis questioned original intent of the Bond. Approximately 38 more units are left to be built. M. Allison felt that would generate a large amount of traffic. M. Allison also questioned lease-to- own. J. Sullivan noted all units are full. Motion, N. Lockwood, to release $65,000 of the $202,702 Bond as recommended by DPW Director, Second, D. McQuaid, Roll Call Vote - M. Allison, nay; K. Chenis, aye; D. McQuaid, Aye; N. Lockwood, aye; J. Bilotta-Simeone, aye; vote passed 4-1. Remaining Bond balance will be discussed at the August 25th Board meeting. Whites Woods, Ph. III- Developer represented by project engineer Bill Hannigan, Hannigan Engineering. Final construction is underway. During survey work it was discovered that Building No 6 was installed with the same jogged footprint as the other three duplexes. On the design plan, the jog was reversed to provide conformance with the setbacks in the Approval. The building was constructed 39.2 feet from the property line, 64.2 feet from the centerline of the right -of-way, which is less than the approved 65 feet. The developer is asking for approval of a minor modification for B uilding 6 to be 63 feet from the centerline of the right-of-way. Also, the building is constructed 39.2 feet from the property line; less than the 40 feet required by the bylaw. The Board’s Approval allowed the property line setback to be reduced to 30 feet. The developer is asking for Boar d approval of a minor modification for B uilding 6 to be set back a minimum of 38 feet from the property line. Correspondence from the Building/Zoning Official noted that “…It is my opinion that a new waiver could be granted to allow the building location. The Planning Board has the ability to grant this new waiver which will bring the building into compliance. If the waiver is deni ed, then the applicant can seek the needed relief from the Zoning Board of Appeals.” . C. Fleck opined that as this is a special permit, she believes it would not be a minor modification and that a public hearing is required. W. Hannigan disagreed. C. Fleck recommended the Board seek Town Counsel guidance. W. Hannigan opined once the Planned Residential Area ( PRA) was approved, making a minor modification within the PRA is at the Board’s discretion. D. McQuaid was of the opinion this was a minor change. C. Fleck is concerned with the Board following proper procedure. K. Chenis inquired if Board approval could be contingent upon Town Counsel’s recommendation. Motion, N. Lockwood, to support the two requested waivers contingent upon legal counsel verifying Board’ s authority to do so, Second, K. Chenis; D. McQuaid requested Motion be amended to include that the Board believes this is a minor change, Second, K. Chenis, all aye. ===PAGE 2=== Minutes 08.11.14 Page 2 MINUTES APPROVAL: All minutes signed. Motion, N. Lockwood to approve 7-22-14, Second, D. McQuaid. M. Allison questioned wording used in the minutes – “stated” vs. “noted” vs. “opined”. K. Chenis noted that approval of the minutes is based on an accurate reflection of the meeting. Motion, N. Lockwood, to approve 7-28-14, Second, D. McQuaid, Roll Call Vote- M. Allison, aye; K. Chenis, abstain; D. McQuaid, aye; N. Lockwood, aye; J. Bilotta-Simeone, aye. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- Budget discussion at last meeting. MRPC relocating across street from current location. School Building Committee, N. Lockwood - Upcoming meeting with abutters and School Committee on September 4, 2014, 6:00 PM. Meeting will concentrate on project landscaping. A second public meeting will be held November 6 th. A local firm, Powell Stone and Gravel, is doing quite a bit of the site work. Building Reuse Committee, D. McQuaid- No meeting. MJTC, K. Chenis- Election of new officers. Wachusett Smart Growth plan distributed ; includes an analysis of stormwater on federally funded roads. A portion of that study will include Lunenburg. Bylaws were not voted in. Next meeting in September. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Tri Town Landing- In house tech meeting held July 30, 2014. Notes on file in th e Planning Office. Developer hopes to file for a building permit for the fourth building within the next 60 days. Open Space and Recreation Committee- J. Bilotta-Simeone will be the Planning Board’s liaison. Green Community Task Force- Planning representation is required. Put on hold until new Director on board. 145 Page Street - Revised Right of First Refusal received. Board comment remains the same – support Conservation Commission and Open Space recommendations. K. Chenis noted he attended the Conse rvation meeting and the Commission noted they did not have an interest in Town acquisition of the land at the purchase price. Motion, N. Lockwood to reaffirm Board’s position with the updated parcel information, Second, D. McQuaid, all aye. MS/HS Project- No report Highfield Village- No report Force Corporation, 305 Leominster Shirley Road- No report Definitive Subdivision, 50 Elmwood Road- Continuing stump removal, strip loam and stockpile. Whites Woods, Mass Ave- See above Emerald Place at Lake Whalom- See above 651 Chase Road Solar- Site on line. Applicant looking to close building permit. 65 Pleasant Street Solar- Site on line. Applicant looking to close building permit. White Tail Crossing- No report ACTION FILE: 1259 Massachusetts Avenue- See above 250 Whalom Road, Lunenburg Village- No report 40 Leominster Shirley Road- No report Master Plan , Economic Development Element - Board to set joint meeting with a representative from each Board/Commission. C. Fleck recommended attendance by J. Hume from MRPC. Tentative meeting early September. Village District Draft Bylaw - Charrette questions reviewed. Minor changes will be made. Assignment of breakout groups as follows: #1 –N. Lockwood #2 – K. Chenis #3 – D. McQuaid #4 – J. Bilotta-Simeone #5 – M. Allison Charrette results will be in a White Paper report . Could be placed on the Town’s web and s ummarization published in the Ledger. NOTICES & COMMUNICATIONS: Noted preparation of Fall 2014 workshop series by the Citizen Planne r Training Collaborative (CPTC). Board members interested in attending workshops on; 1) Master Planning, 2) Planning with Community Support, and 3) Site Plan Review. ===PAGE 3=== Minutes 08.11.14 Page 3 MEETING SCHEDULE: August 14, 6:00 & 7:00 PM – Charrette - Ritter Building and Town Hall August 18, 6:30 PM, Ritter Building – review State Village District Bylaw and Village District Draft Bylaw August 25, 6:30 PM, Town Hall – work on Village District Draft Bylaw/public input (C. Fleck not available) PUBLIC COMMENT: P. Bertram noted that the issue was never legally resolved as to whether Emerald Place Development Co., LLC or the Town of Lunenburg owned the roadway. Motion, N. Lockwood, to enter into Executive Session not to return to public session, Second, D. McQuaid, Roll Call Vote - M. Allison, aye; K. Chenis, aye; D. McQuaid, aye; N. Lockwood, aye; J. Bilotta-Simeone, aye. Adjourned regular session 8:40 PM. Documents used at meeting: Development Plan Review Application, 1259 Massachusetts Avenue Emerald Place at Lake Whalom - Correspondences from David Ross Associates (7/21/14), DPW Director (7/31/14), and Building/Zoning Official (7/27/14) Whited Woods- Correspondences from Hannigan Engineering (8/4/14), and Building/Zoning Official (8/5/14) Minutes 7-22-14 Minutes 7-28-14 Tri Town Landing In House Tech Notes 7/30/14 145 Page Street, Right of First Refusal 50 Elmwood Road Progress Form Solar Sites Progress Form Charrette Questions – Draft 3 Minutes/2014/07.28.14 ======================================================================================== DOCUMENT : 2014-08-14-agenda-3767.txt BOARD : planning-board DATE : 2014-08-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-14-agenda-3767.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08142014-3767 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. AGENDA Lunenburg Village District Bylaw Charrette/ Public Visioning Session THURSDAY, AUGUST 14, 2014 6:00 PM- Ritter Memorial Building, 960 Massachusetts Avenue 7:00 PM- Lunenburg Town Hall, 17 Main Street Lunenburg, MA I. 6:00 PM – Walking tour (The Walking Tour will start in front of the Ritter Memorial Building) A. Introductions and Walking Tour of the Town Center II. 7:00 PM - Focus on Visions and Ideas for a Mixed Use Village District Bylaw for the Town Center. (Meet at Town Hall, 17 Main Street) A. Welcome: Joanna Bilotta-Simeone, Chair, Lunenburg Planning Board B. Goals of the Charrette/ Public Visioning Session, and Process of the Day: John Hume and Chantell Fleck, MRPC. III. 7:10 PM - The Charrette A. Break Out Sessions B. 8:10 PM to 8:20 PM – BREAK – Get Refreshments and Return to Seats. C. 8:20 PM - Break Out Group Presentations. IV. 8:55 - Next Steps V. 9:00 PM – Adjournment ======================================================================================== DOCUMENT : 2014-08-14-minutes-3767.txt BOARD : planning-board DATE : 2014-08-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-14-minutes-3767.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08142014-3767 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes August 14, 2014 Meeting Posted: Yes Time & Place: 6:00 PM, Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 7:00 PM, Town Hall, 17 Main Street, Lunenburg, MA Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Also Present: Chantell Fleck, John Hume, Bobbi Jo Johnson, MRPC The Charrette/Public Visioning Session began with a walking tour of Town Center. D. McQuaid led the tour, pointing out historical features and community assets. After the walking tour, the Board reconvened at Town Hall where open conversation took place designed to gain public input, insight and ideas concerning any future development of a Village Center District Bylaw. Five discussion groups were formed with a Planning Board member acting as facilitator per group. The five questions posed were as follows: Question #1- What are the historical features of the Lunenburg Center that you think are worth preserving and how should the Town pursue preservation efforts? Question #2- Are there any examples of downtown centers in your experiences, and if so, would those experiences be an appropriate fit for Lunenburg Center? Question #3- The Ritter Building, TC Passios Building, Brooks Ho use, and Old Primary School are public municipal assets. What is the future of each facility? Question #4 - What vehicle, bicycle, and pedestrian circulation improvements or changes should be made in Lunenburg Center? Question #5- What are the environmental, green space, and aesthetic features of the Lunenburg Center? A report from each group was presented with opportunity for open discussion (summary of findings on file in the Planning Office). Adjourned 9:00 PM Minutes/2014/08.14.14 ======================================================================================== DOCUMENT : 2014-08-18-agenda-3768.txt BOARD : planning-board DATE : 2014-08-18 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-18-agenda-3768.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08182014-3768 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, August 18, 2014 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA WORKSHOP ON VILLAGE DISTRICT BYLAW Agenda/2014/08.18.14 ======================================================================================== DOCUMENT : 2014-08-18-minutes-3768.txt BOARD : planning-board DATE : 2014-08-18 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-18-minutes-3768.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08182014-3768 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes August 18, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Also Present: Chantell Fleck, MRPC Workshop on Village District Bylaw- Discussion of mixed use district vs overlay district. N. Lockwood prepared a Use Table. C. Fleck noted tha t the Board does a “double process” in requiring both a special permit and a development plan review. It should be one or the other. That distinction can be made with the Village District Bylaw (if it’s not an overlay district). Would have to do both pr ocesses with an overlay district. Board could determine whether the Zoning Board of Appeals or Planning Board would be the permitting authority for a special permit. Board used the Village Center Overlay District (VCOD) Model Bylaw as a template. #1 – ok #2 – expand to include Whiting Street, exclude Rolling Acres, include lot abutting Lancaster, straight across to Stevens Street, don’t include houses on Stevens Street, include both sides of Leominster Road to the center , include both sides of Chestnut and Oak Ave. #3 – ok #4 – ok – don’t overstep authority of the Zoning Board of Appeals #5 – A. - research hazmat and adult uses - add in home occupation #6 – C. – change building height to 38 feet #7 – A. - ok B. add footnote that- “when requested, check with Zoning Official to ensure there isn’t an existing agreement” B.1) – change 500 feet to 1,000 feet #8 – will compare with Board’s Design Standards Board consensus was to go with a straight district vs an overlay district. Next workshop scheduled for September 15, 6:30 PM. Noted topics for future discussions: S cenic road status for Northfield Road and Flat Hill Road and revise the Sign Bylaw to make it less restrictive. Adjourned 9:15 PM Documents used at workshop: VCOD Model Bylaw Minutes/2014/08.18.14 ======================================================================================== DOCUMENT : 2014-08-25-agenda-3769.txt BOARD : planning-board DATE : 2014-08-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-25-agenda-3769.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08252014-3769 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, August 25, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. 6:35 PM- INFORMATION MEETING - continued 1259 Mass Ave, Site Plan Review 4. APPOINTMENTS: 6:50 PM- Emerald Place – Request for Bond Release 7:00 PM- MRPC – Introduction to Housing Production Plan (HPP) 5. Village District Draft Bylaw- Public Discussion 6. MINUTES APPROVAL: 8-11-14 & Information Meeting 8-11-14 7. COMMITTEE REPORTS: MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid MJTC, Kenneth Chenis Capital Planning Committee (dormant) Joanna Bilotta-Simeone 8. NEW BUSINESS/DEVELOPMENT STATUS REPORTS Tri Town Landing- update MS/HS Project- no report Highfield Village- no report Force Corp., 305 Leominster Shirley Rd- no report Definitive Subdivision, 50 Elmwood Rd- weekly update Whites Woods, Mass Ave- update Emerald Place at Lake Whalom- see above 651 Chase Road & 265 Pleasant Street Solar- update White Tail Crossing- no report 9. ACTION FILE 1259 Mass Ave, Site Plan Review 250 Whalom Road, Whalom Luxury Apartments (previously Lunenburg Village) - continuance 40 Leominster Shirley Road- no report Master Planning- Economic Development Element – set joint meeting 10. Notices & Communications 11. MEETING SCHEDULE: September 8, 6:30 PM- Town Hall September 15, 6:30 PM- Ritter Building – Bylaw Workshop September 22, 6:30 PM- Ritter Building 12. PUBLIC COMMENT 13. BOARD COMMENT 14. MEMBER ISSUES 15. ADJOURNMENT Agenda/2014/08.28.14 ======================================================================================== DOCUMENT : 2014-08-25-agenda-3797.txt BOARD : planning-board DATE : 2014-08-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-25-agenda-3797.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08252014-3797 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 1259 Mass. Ave.1. ======================================================================================== DOCUMENT : 2014-08-25-minutes-3769.txt BOARD : planning-board DATE : 2014-08-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-25-minutes-3769.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08252014-3769 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes August 25, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison INFORMATION MEETING, 1259 Massachusetts Avenue (cont’d)- See separate minutes. APPOINTMENTS: Emerald Place at Lake Whalom - Jack Sullivan, Emerald Place Development, request ed release of remaining bond . All of Lakefront has been paved and striped. New coat of binder applied to Great Pond Road. Board discussion as to bond being held back for things other than just paving. J. Sullivan questioned why some of the items had been bonded as this is not a subdivision but a private development and will not be deeded to the Town. Project Engineer Anthony Cleaves, Whitman & Bingham Associates (WBA) noted the Construction Cost Estimate form was typical for a subdivision. He opined that the origina l intent of the bond was to ensure all the exterior work (Lakefront) was completed. Remaining bond amount is approximately $137,000.00. J. Sullivan request ed the Board release $100,000.00. Board discussion was to retain $44,000 .00 to cover remaining interior work of b it-top, CC Berm, Bit sidewalk. Motion K. Chenis to refund all of the remaining bond except for $44,000.00, Second N. Lockwood, all aye. MRPC- Introduction to Housing Production Plan (HPP) presented by Sam Lawton, Principal Planner, MRPC. Lunenburg’s 2008 HPP expired. Much of the information that will be contained in the new HPP can transfer into the Housing Element of the Master Plan. Without a HPP , and as Lunenburg has not achieved the State 10% of affordable housing, if a 40B development is proposed the Zoning Board of Appeals and the Planning Board would have little control over the development. If a HPP is in place showing the Town is making progress towards increasing affordable housing, the Town can take control of the process and proposed developments. Lunenburg’s target is 20 units for one year, or 40 for 2. HPP will require approval of both the Board of Selectmen and the Planning Board. S. Lawton went through the required elements for a HPP. He stressed the fact that all affordable units must serve households with incomes no greater than 80% of the area median income. Current median income for Lunenburg from 2010 Census is $78,452; median income for Fitchburg/Leominster area is $67,900 (based on a family of 4). S. Lawton noted figures in the presentation are based on the 2010 Census. Figures will change with 2020 Census. Some of the figures will be forecasted for the Master Plan. Possible 40R sites were discussed – Tri Town Landing (already developed), Electric Avenue drive-in, Whalom Luxury Apartments, Whalom Road , and Hollis Hills project. S. Lawton will develop a draft implementation strategy and return to the Board in October. MRPC can come up with draft recommendations for a needs assessment and affordable housing goals with a production schedule to submit to Board in September (tentatively September 22nd). The goal of an HPP is to show that the Town is making “good faith effort” to meets its 10%. Village District Draft Bylaw- Public discussion tabled until rough draft is finished. MINUTES APPROVAL: All minutes signed. Motion, D. McQuaid to approve 8-11-14, Second, K. Chenis Motion, K. Chenis to approve Information Meeting 8-11-14, Second, D. McQuaid ===PAGE 2=== Minutes 08.25.14 Page 2 COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- no meeting School Building Committee, N. Lockwood - Upcoming meeting with abutters and School Committee on September 4, 2014, 6:00 PM, Passios cafeteria. Meeting will concentrate on project landscaping. A second public meeting will be held November 6th. Building Reuse Committee, D. McQuaid- No meeting. MJTC, K. Chenis- No meeting. There was discussion of M. Allison serving as Board liaison to the Agricultural Commission NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Tri Town Landing- Flow test tentatively scheduled for Tuesday September 9 th. MS/HS Project- No report Highfield Village- No report Force Corporation, 305 Leominster Shirley Road- No report Definitive Subdivision, 50 Elmwood Road - Weekly update – crush/load and haul out gravel. Remove asbestos materials from sugar shack. Whites Woods , Mass Ave - Town Counsel’s opinion is that a public hearing needs to be held for the modification as the proposal would alter an existing condition of subdivision approval. Emerald Place at Lake Whalom- See above 651 Chase Road Solar- Developer preparing to close out site and address any final abutter concerns. 265 Pleasant Street Solar- Developer preparing to close out site and address any final abutter concerns. White Tail Crossing- No report ACTION FILE: 1259 Massachusetts Avenue- See above 250 Whalom Road, Whalom Luxury Apartments - Noted Zoning Board of Appeals Hearing continuation to September 24th, 7:00 PM. 40 Leominster Shirley Road- No report Master Plan , Economic Development E lement- Board to set joint meeting with representative s from each Board/Commission. Attendance of J. Hume from MRPC recommended. Schedule workshop for October 20th. NOTICES & COMMUNICATIONS: Noted. 790 Massachusetts Avenue seeking special permit from Zoning Board of Appeals to construct and use site for gasoline service and convenience store. BOARD COMMENT: J. Bilotta-Simeone noted top two candidates for the Land Use Director position will be “interviewed” by the Board of Selectmen on August 2 6th, 5:30 PM and 6:15 PM . K. Chenis opined that the Board needs to discuss a more efficient use of time during the meetings. MEETING SCHEDULE: September 8, 6:30 PM – Town Hall September 15, 6:30 PM, Ritter Building – Village District Bylaw - workshop September 22, 6:30 PM, Town Hall ADJOURNED: 9:30 PM Documents used at meeting: Lunenburg Housing Production Plan – PowerPoint presentation handout Minutes- 8/11/14 and Information Meeting 8/11/14 Tri Town Landing update Whited Woods- Correspondence from Town Counsel 250 Whalom Road Zoning Board of Appeals Notice 50 Elmwood Road Progress Form Solar Sites Progress Form Minutes/2014/08-25.14 ======================================================================================== DOCUMENT : 2014-08-25-minutes-3797.txt BOARD : planning-board DATE : 2014-08-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-08-25-minutes-3797.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08252014-3797 ======================================================================================== ===PAGE 1=== INITIALS _____ _____ _____ _____ _____ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes Information Meeting (cont’d) 1259 Massachusetts Avenue August 25, 2014 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Initial Information Meeting held on August 11, 2014 to hear and discuss a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenbur g for use of current medical office building, combined with a metal storage barn for landscaping supplies and vehicles. Information Meeting was continued to this date. Applicant represented by project engineer Jonathan Markey, Markey and Rubin. J. Markey went through Whitman & Bingham Associates (WBA) review letter (on file in Planning Office) of August 24 th. K. Chenis inquired of pesticide storage and would any end up on property pavement; no - would be stored and loaded inside building. Reviewing Engineer Anthony Cleaves, WBA noted J. Markey touched upon all review comments that had not been completely addressed previously. J. Bilotta -Simeone inquired if this is considered multi -use. J. Markey noted that approval was obtained from the Zoning Board of Appe als. J. Markey went through Waiver Request letter (on file in Planning Office). He noted that the waivers requested run with the intended use of the site and not the site itself (any change of use would require the applicant to return before the Board f or a new development plan review). A. Cleaves recommended detail be shown on plan of catch basin construction as applicant is requesting waiver from three feet of cover. Board voted on Waivers. Protective Bylaw of the Town of Lunenburg Section 6.1.2.1. Motion N. Lockwood to approve based on no more than two cars , Second D. McQuaid. Directives to note if more than two vehicles, will come before Planning Board. All aye. Motion N. Lockwood for Directive to require loading/unloading of hazardous mater ials, e.g. pesticides, fertilizer, etc. will be done inside. No particulate matter in parking lot. Second K. Chenis. All aye. Bylaw Section 6.1.2.5. and Rules and Regulations Governing the Subdivision of Land Section 5.2.3.1. Motion N. Lockwood to approve, Second D. McQuaid, all aye. ===PAGE 2=== Minutes, Information Meeting (cont’d) 1259 Massachusetts Avenue Page 2 Bylaw Sections 6.4.3.5. , Section 6.4., and Section 8.4.4.1.a)3 Motion N. Lockwood to approve, Second D. McQuaid, Discussion - M. Allison request ed Waivers be separated. M. Allison opined pavement width should be wider than the existing 22 feet. D. McQuaid, K. Chenis and N. Lockwood opined that would not be necessary with increase of traffic. Bylaw Section 6.4.3.5. Motion to approve N. Lockwood, Second D. McQuaid, all aye. Bylaw Section 6.4., and Section 8.4.4.1.a)3, Motion to approve N. Lockwoo d, Second, D. McQuaid, Discussion - M. Allison requesting six additional feet of pavement. Roll Call Vote - M. Allison, nay; K. Chenis, aye; D. McQuai d, aye; N. Lockwood, aye; J. Bilotta-Simeone, aye, vote passed 4-1. Subdivision of Land Rules and Reg s Section 4.10.4.6., N. Lockwood for Directive to note conditional upon referenced detail being added to plan, Second, D. McQuaid. All aye. Regulations of the Planning Board Governing the Design, Construction and Maintenance of Off Street Parking and Loading Areas Section 2.5.1. Motion N. Lockwood, conditional on dimensions being added to plan, Second, D. McQuaid. All aye. Subdivision of Lan d Rules and Regs requiring minimum radii for interior driveways and service roads which meet the requirements of the subdivision rules and regulations. Motion N. Lockwood, Second D. McQuaid. All aye. Plan to be revised per review letter and prepared for Board endorsement. Motion N. Lockwood to approve Development Plan Review contingent upon successful final review with the peer reviewing engineer, Second, K. Chenis. All aye. Information Meeting closed at 7:15 PM. Documents used at meeting: 1259 Massachusetts Avenue Revised Plans 1259 Massachusetts Avenue In House Tech Notes Whitman and Bingham Associates Review Letter dated August 24, 2014 Minutes/information meetings 2014/1259 mass ave 08.25.14